7341 Whitney Dr · Merrydale, LA 70812

$54,900

3 bd · 1.0 ba · 1,033 sqft · SingleFamily · 442 Days on market

Built 1960 4,791 sqft lot $53/sqft · 23% below area Est $71k · 23% under

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

3BR/1BA brick home has cozy floorplan! No carpet. Plenty of kitchen cabinets and counter space. Updated double insulated windows. Central air and heat. Fenced yard. Would make great rental!

Key facts

• Fenced yard
• Brick home
• Kitchen cabinets

Tags

• BRICK HOME
• KITCHEN CABINETS
• COUNTER SPACE
• DOUBLE INSULATED WINDOWS
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 7.8% in Merrydale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#301 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools C-, crime F, amenities F.
• East Baton Rouge Parish (urban): math 22% / reading 34% proficiency, ranked #47 of 98 in LA (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $3k appreciation (5.9% local appreciation)).
• East Baton Rouge County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 442 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $13k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 442 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.11% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.79%
• DSCR: 2.77
• GRM: 4.0

CMA / ARV

• ARV (median comp): $70,987
• List price: $54,900
• Delta: -22.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5656 Atlanta Ave	0.25mi	3/1.5	1,038 (+0%)	10mo	$92,900	$89	77
5912 Atlanta Ave	0.22mi	3/2.0	1,064 (+3%)	6mo	$139,700	$131	75
5837 Denova St	0.05mi	3/2.0	1,150 (+11%)	6mo	$139,000	$121	70
7884 Grayson Ave	0.51mi	3/1.5	1,023 (-1%)	9mo	$98,500	$96	65
5911 Benson Dr	0.33mi	3/1.5	1,133 (+10%)	5mo	$99,900	$88	62
6612 Merrydale Ave	0.65mi	3/1.0	1,070 (+4%)	3mo	$152,500	$143	61
7672 Sumrall Dr	0.70mi	3/1.5	1,008 (-2%)	3mo	$155,000	$154	59
5621 Lanier Dr	0.52mi	3/1.5	1,081 (+5%)	11mo	$160,000	$148	57
6134 Silverleaf Ave	0.54mi	3/1.5	1,065 (+3%)	14mo	$129,900	$122	56
6734 Autumn Ave	0.63mi	3/1.0	1,062 (+3%)	12mo	$127,600	$120	56
7751 Bringhurst Ave	0.41mi	3/1.5	1,180 (+14%)	12mo	$134,900	$114	45
5850 Grand Dr	0.71mi	3/2.0	1,144 (+11%)	6mo	$125,000	$109	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.5%
• Equity multiple: 4.13×
• Total profit: $48,119
• Equity at exit: $34,270

10-year hold

• IRR: 46.4%
• Equity multiple: 8.56×
• Total profit: $116,244
• Equity at exit: $61,938

Cash invested: $15,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70812

• Home prices YoY: 3.5%
• Active inventory: 39
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$288
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $510

Break-even live

Break-even rent $511

Max offer price $54,900

Occupancy floor 51%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	43d	1	0.40mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	14d	1	1.10mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	43d	1	1.13mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	1.13mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	43d	1	1.13mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	43d	1	1.13mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	23d	1	1.16mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.17mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	1.22mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	1.25mi
9173 Cedar Ct Baton Rouge, LA	4.0	2.0	1405	$1,596	$1.14	14d	1	1.35mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	1.39mi
9062 Cedar Ct Baton Rouge, LA	3.0	2.0	1350	$1,158	$0.86	23d	1	1.40mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	1.44mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	14d	20	1.45mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	43d	1	1.46mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	1.47mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	23d	26	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $54,900 Active 442 DOM
2. 2026-06-17
   days on market $54,900 Active 441 DOM
3. 2026-06-16
   days on market $54,900 Active 440 DOM
4. 2026-06-15
   days on market $54,900 Active 439 DOM
5. 2026-06-14
   days on market $54,900 Active 437 DOM
6. 2026-06-10
   days on market $54,900 Active 434 DOM
7. 2026-06-09
   days on market $54,900 Active 433 DOM
8. 2026-06-08
   days on market $54,900 Active 432 DOM
9. 2026-06-07
   days on market $54,900 Active 431 DOM
10. 2026-06-05
    days on market $54,900 Active 428 DOM
11. 2026-06-03
    days on market $54,900 Active 427 DOM
12. 2026-06-02
    days on market $54,900 Active 426 DOM
13. 2026-06-01
    days on market $54,900 Active 425 DOM
14. 2026-05-31
    days on market $54,900 Active 424 DOM
15. 2026-05-31
    days on market $54,900 Active 423 DOM
16. 2026-03-09
    price $54,900 189-char remark

    Show marketing remark (216 chars)

    3BR/1BA brick home has cozy floorplan!  No carpet.   Plenty of kitchen cabinets and counter space.   Updated double insulated windows. Central air and heat. Fenced yard.   Would make great rental!

17. 2026-03-09
    price $54,900 216-char remark

    Show marketing remark (216 chars)

    3BR/1BA brick home has cozy floorplan!  No carpet.   Plenty of kitchen cabinets and counter space.   Updated double insulated windows. Central air and heat. Fenced yard.   Would make great rental!

18. 2026-01-13
    price $59,900 189-char remark

    Show marketing remark (216 chars)

    3BR/1BA brick home has cozy floorplan!  No carpet.   Plenty of kitchen cabinets and counter space.   Updated double insulated windows. Central air and heat. Fenced yard.   Would make great rental!

19. 2026-01-13
    price $59,900 216-char remark

    Show marketing remark (216 chars)

    3BR/1BA brick home has cozy floorplan!  No carpet.   Plenty of kitchen cabinets and counter space.   Updated double insulated windows. Central air and heat. Fenced yard.   Would make great rental!

20. 2025-05-28
    status Active 216-char remark

    Show marketing remark (216 chars)

    3BR/1BA brick home has cozy floorplan!  No carpet.   Plenty of kitchen cabinets and counter space.   Updated double insulated windows. Central air and heat. Fenced yard.   Would make great rental!

21. 2025-05-15
    status Pending 216-char remark

    Show marketing remark (216 chars)

    3BR/1BA brick home has cozy floorplan!  No carpet.   Plenty of kitchen cabinets and counter space.   Updated double insulated windows. Central air and heat. Fenced yard.   Would make great rental!

22. 2025-03-20
    listed $68,000 Active 189-char remark

    Show marketing remark (216 chars)

    3BR/1BA brick home has cozy floorplan!  No carpet.   Plenty of kitchen cabinets and counter space.   Updated double insulated windows. Central air and heat. Fenced yard.   Would make great rental!

23. 2025-03-20
    listed $68,000 Active 216-char remark

    Show marketing remark (216 chars)

    3BR/1BA brick home has cozy floorplan!  No carpet.   Plenty of kitchen cabinets and counter space.   Updated double insulated windows. Central air and heat. Fenced yard.   Would make great rental!

24. 2025-03-20
    listed $68,000 Active

    Show marketing remark (216 chars)

    3BR/1BA brick home has cozy floorplan!  No carpet.   Plenty of kitchen cabinets and counter space.   Updated double insulated windows. Central air and heat. Fenced yard.   Would make great rental!

25. 2007-08-28
    soldstatus $63,000
26. 2005-10-05
    soldstatus
27. 2005-07-18
    listed $29,900
28. 2005-07-18
    listed $29,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,119 · $93/mo
• Projected year-2 tax: $1,119 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,880
• − Mortgage interest: −$3,075
• − Property taxes: −$1,119
• − Insurance: −$274
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,597
• Taxable income: $5,593
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $4,774/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: East Baton Rouge Parish
• NCES district ID: 2200540
• Math proficiency: 22% ▼ -36.00%
• Reading proficiency: 34% ▼ -31.00%
• Median HH income: $46,263
• Composite: 24.14/100
• National rank: #7745
• State rank: #47 of 98 in LA

Livability — Merrydale

• Score: 58/100
• State rank: #301
• US rank: #21115

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merrydale, LA
• City population: 11,124
• Population (ZIP): 11,124

Population outlook (East Baton Rouge County) Hauer SSP2

• Today (2025): 464,810 people
• By 2030: 472,137 · +1.6%
• By 2040: 480,243 · +3.3%
• By 2050: 484,422 · +4.2%
• By 2075: 492,069 · +5.9%
• By 2100: 476,347 · +2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (97%)
• Race & ethnicity: Black 97% Hispanic / Latino 2% White 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · East Baton Rouge

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: +8.9pp toward D · 2008: 2.2pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+13.1 2016: D+9.2 2012: D+5.2 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 174.6882
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+83.6% since first listed

13 events — show timeline

• 2026-03-09 Price Changed $54,900 AcadianaMLS
• 2026-03-09 Price Changed $54,900 GBRMLS
• 2026-01-13 Price Changed $59,900 AcadianaMLS
• 2026-01-13 Price Changed $59,900 GBRMLS
• 2025-05-28 Relisted — GBRMLS
• 2025-05-15 Pending — GBRMLS
• 2025-03-20 Listed $68,000 AcadianaMLS
• 2025-03-20 Listed $68,000 GBRMLS
• 2025-03-20 Listed $68,000 AcadianaMLS
• 2007-08-28 Sold (Public Records) $63,000 Public Records
• 2005-10-05 Sold (MLS) — GBRMLS
• 2005-07-18 Listed $29,900 GBRMLS
• 2005-07-18 Listed $29,900 AcadianaMLS

Property tax history

+38.1%/yr

Latest (2025): $1,119 · -0.4% YoY. Source: county tax records.